RE: New zoning planned for the 5 large blocks in the Fremont Urban Village lying west of Evanston, east of 3rd Ave NW and between the Ship Canal and N 36th Street ("Fremont Canal Zone" or FCZ).
Highlighted Area of Map is being studied for zoning change.
While other Seattle neighborhoods like Ballard and West Seattle have enjoyed a revival in recent years, the FCZ has been suppressed by outdated industrial zoning.
In spite of the FCZ's historical industrial zoning, the number and sizes of actual industrial users has declined steadily and sharply, until now there are less than 2 or 3 small “industrial” companies remaining. Outfits of a bygone era like the lumber mill, coal yard, dog food factory, trolley switch yard, chrome plating and paint brush plant have all disappeared or moved to places better suited to industrial businesses – like those with access to shipping by rail or water-borne freight. Instead, the FCZ is home to many single family and multi-family residences. It’s bordered on the south by the canal, a beautiful city park and the Burke-Gilman Trail; and is bordered on its other sides by commercial and residential uses; and yet it retains obsolete industrial zoning.
The Wallingford Garbage Dump could (theoretically) be re-located to Fremont with Industrial ZoningThe City has already conducted a series of meetings with a few people in Fremont to discuss changing the zoning to either:
Neighborhood Commercial (allowing for a diversity of mixed-use commercial/residential like the Epi/PCC, but not heavy industrial)
OR
Industrial Commercial (allowing for uses such as the garbage dump, and non-industrial uses like bigger office buildings and “big-box retail” such as Wal-Mart Discount or Home Depot, but no housing.)
The zoning that would allow the most flexibility for the long-range future needs of the property owners, the potential tenants and especially the community of Fremont would be the Neighborhood Commercial zones (not Industrial). This would allow for a sustainable mix of residential and commercial uses that would support the viability and vibrancy of the neighborhood and potential improvements in public transportation. Neighborhood Commercial zoning would also give this area a chance to connect with the rest of the community with small locally-owned shops and diverse housing opportunities, a place that feels more attractive and safe for families with children.
Here is what the Seattle Comprehensive Plans says: “LU147.2 – Industrial zones are generally not appropriate within urban centers or urban villages, since these are places where the City encourages concentrations of residential uses. However, in locations where a center or village abuts a manufacturing/industrial center, the IC (“Industrial-Commercial”) zone within the center or village may provide an appropriate transition to help separate residential uses from heavier industrial activities."
Here's what the Fremont Neighborhood Council says: "The Fremont Neighborhood Council has also acted on its own to further the goal of affordable housing. For example, in the settlement with Security Properties allowing the Epi/PCC project to go forward without an appeal, the developer agreed to support FNC's efforts to increase the availability of low-income and affordable housing in Fremont (including) actively support efforts by FNC to obtain changes in the City of Seattle zoning code for Fremont as follows: a) change the zoning or provide an overlay to allow housing and mixed-use projects in the industrial zones between 3rd Ave. NW and Fremont Ave. N....."
If you’re interested in the future of Fremont, to 'splain what they've already decided, the city will be hosting a public "Open House" on Wednesday November 18th at the Fremont Library (4:00-6:00pm).
See also http://www.seattle.gov/DPD/Planning/FremontUrbanVillageRezone/Overview/
See also http://www.seattle.gov/DPD/Planning/FremontUrbanVillageRezone/Overview/
Since you probably don’t have Mayor Nickels cell phone number, just ask for Wayne at the Mayor’s office at 684-4000. And call Andrea Petzel at Seattle DPD 615-1256.
What's YOUR vision for the FCZ over the next 20 years?
I think, before the rezone goes into effect, that some enterprising landowner near the canal should build a giant stellated dodecahedron, with cargo lifts supported off of its five "arms"
ReplyDeleteAny rezoning should provide:
ReplyDelete1) 1:1 ratio of TRULY affordable housing to yuppie luxury units. More development along lines of Tashiro Kaplan building, less epiCenter (pictured above as some sort of spurious ideal; mixed use is good, but not if it only perpetuates socioeconomic stratification).
2) Increased residential density is good but ONLY IF it does not reflect increase in motor vehicle density. To that end, new residences should be exempted from providing on-site parking. This will keep costs down and encourage true urban village enthusiasts to move in.
I think the vision moving forward should be one of envisioning CAR-FREE ZONES in Fremont. Make it a true urban village and not just another aggregation of yuppie hives with multilevel parking garages in their cellars.
Keep big box retailers out, GUARANTEE affordable housing units, discourage motor vehicle ownership (ZipCar works great), and allow for limited industrial use (print shops, small manufacturing, etc.).
cc: andrea.petzel@seattle.gov, laura.kim@seattle.gov
Brian--your arguments are illogical. Fremont is not at risk of either a transfer station or a big box store. I’ll be happy to email an aerial photomap showing the footprint of SPU’s proposed North Transfer Station (NRDS) compared to the Fremont industrial area; it simply doesn’t fit in Fremont (let alone on the existing site). FNC and the NRDS neighbors have been engaged in litigation with SPU just to get consideration of alternative sites, and Fremont is not going to be on the short, or long, list. Not going to happen.
ReplyDeleteBig box stores are generally well over 100,000 square feet on one level, plus huge amounts of parking. Fred Meyer Ballard took 15 acres. These stores won’t fit anywhere in Fremont, except maybe in the Quadrant Center when Adobe et al. vacate. Doesn’t seem likely to me.
The only valid concern I can see with the City’s proposed change from IG2 to IC is the increase in permitted retail use from 25,000 (about PCC Fremont size) to 75,000 square feet. Before we can evaluate the real risks from this possible change, we need more precise data. How about a map showing blocked up ownership, AND which properties are susceptible to new development? For example, on another aerial photomap, I’ve marked the ProLab building, the Jonas Jensen studios/sound stages (old dog food factory), the historic Trolley Barn building, and the Burke Building. There’s not much left for large projects. You think any of these are going to get torn down for a Home Depot? Doesn’t seem likely to me.
Consideration of the appropriate future of the industrially zoned lands in Fremont is definitely in order. However, supporting your position with ludicrous fear mongering and ridiculous visioning (who wants a row of Block 40 buildings west along the Canal?) is not going to further your agenda. Which certainly includes your ownership of the property west side of 35th/36th block at Evanston.
Feel free to contact me to discuss further. See you at the library on Wednesday.
Toby Thaler
Land Use Committee Chair
Fremont Neighborhood Council
4212 Baker Ave. NW
Seattle, WA 98107-4347
fremont@louploup.net
206 783-6443
cell 697-4043
p.s. Your quote from the 2001 Block 40 settlement agreement is accurate. However, it is almost nine years old and reflects the Fremont Neighborhood Council position coming out of the mid-90s planning process. It no longer reflects the FNC position. Below is the FNC board’s unanimous (one abstention) position.
FNC Letterhead
October 30, 2009
Sally Clark
Seattle City Council
Re: Industrial Land Zoning in Fremont
Dear Ms. Clark:
The Fremont Neighborhood Council has been a consistent supporter of land use policies that foster both economic vitality and diversity of uses in Fremont. The mix of residential, commercial, and industrial zoning supports Fremont’s century long history of uniqueness among Seattle’s neighborhoods. The FNC represents the interests of the residential community, and we greatly value the benefits to the quality of life in our neighborhood provided by both the commercial and light industrial sectors (and the heavier industry and maritime uses immediately west of Fremont in the BINMIC).
…
1. No changes in Fremont zoning should take place that allow residential uses in areas that are currently “I” zones. We do not want to create incompatible land uses, nor make the existing light industrial uses less economically viable.
2. No substantial revisions in Fremont’s “I” zones should take place without consideration of impacts on the BINMIC to the west, and the “I” zoned land immediately to the east of the Fremont Urban Village in lower Wallingford. The latter includes the City’s own North Recycle and Disposal Station which is currently involved in litigation, City Council budget actions, and impending major DPD and City Council land use review and decision making.
We would welcome the opportunity to meet with you to discuss the above requests in more detail.
Sincerely,
/s/
Norma Jones,
President
Cc: Diane Sugimura, Director, DPD
Thanks Toby,
ReplyDeleteObviously, you'd have to be daft to think the dump is really moving to Fremont. The point is: Why have zoning in the Urban Village that is suitable for garbage dumps, large retail, and mini-storage buildings and "unlimited-sized drinking establishments", but no housing?
And yes, there are WalMart Discount stores and Home Depots in urban areas that are 50,000 to 75,000 sq ft which could easily be built in this area of Fremont with the current ownership pattern.
Again, that's not even the point. The point is to get folks to think about and express what the DO want to see, not what they DON'T want to see in the future.
Brian,
ReplyDeleteI've been tied up and am just getting around to responding to your e-mail. It was good to meet you at the Fremont library meeting on the proposed Fremont rezone.
I have lived in the Crown Hill/ Ballard area since 2000, having moved to WA from out of state. I am an architect and have a small practice.
Seattle has a unique urban character. We moved to the area because of those unique qualities; quaint neighborhoods are in close proximity to the central business district, urban neighborhood zones are peppered with small shops and restaurants, small commercial and industrial opportunities are mixed throughout the city in nodes. All of the attractions allow for the opportunity to live and work in close proximity.
Having studied urban design and having lived in a number of different places throughout the country I have a unique perspective and opinion on improvements to this special part of the country.
Fremont is a unique place. Fremont is a place that has changed and will continue to change. Who is it that decides which unique characteristics will be enhanced and which will fade over time? Even the force of zoning regulations and city ordinances and code will not determine that course. The people of Seattle who live, work, play, and visit Fremont will decide that over the course of time through market forces. The zoning code will compliment those changes and enhance the livability of the community over the course of time, or it will impede the force and direction of that change.
My opinion is that the force of the market in the Fremont area demands a zoning designation that allows for more dwelling units and flexibility of use in the area in question. Progress, whether you call it that or not, will eventually lead to a development fabric in the Fremont neighborhood that is different from some of the current industrial zoning. Zoning changes that do not allow for dwelling units and more dynamic mixed use in the area in question will most likely stifle economic progress in the neighborhood over time. One needs only to look at Ballard and other neighborhoods straddling the canal to understand the direction of that market force and follow the changes to the areas over the last 10-20 years.
I do think there are some wonderful qualities about the industrious nature of some of the buildings and businesses in the Fremont proposed rezone. It is a romantic vision to think that the Fremont neighborhood will continue as a roll up your sleeves blue collar industrial area. Yet the blue collar vision of the past doesn’t lend itself to what is the blue collar of today and of the future.
I think that the DPD needs to provide more in depth factual economic and historical evaluation to justify any proposed Fremont rezone. The initial rezone meeting was void of any; historical maps, economic data, transportation planning information, utility and infrastructure information, and general vision. Without more careful planning, my fear is that Fremont will evolve in to a drive through neighborhood and be peppered with blighted buildings over time. Let us see more rigor behind the proposed changes and listen to the facts of the collected data rather than throwing a tired zoning status at the area.
Todd Frank Holec
AIA, NCARB, LEED AP
SEED Studio
206 706 5589